Type

Units

Min Area

Price Range

3 BR

1313 sqft

From S$2.0XM

Property Highlights

Spacious 1,313 sqft three-bedroom unit priced at S$2 million, offering approximately S$1,523 per square foot
Prime location just 450 metres from Bartley MRT Station (CC12 line), providing excellent connectivity to the city and cross-island routes
Well-proportioned layout with three bedrooms and three bathrooms, suitable for growing families or investors seeking rental appeal
Established residential neighbourhood with proximity to schools, shopping, and recreational facilities
Strong fundamentals for both owner-occupiers and investment portfolios in a maturing estate with consistent capital appreciation

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Ref: 25504745

Crystal De Azure: A Premium 3-Bedroom Apartment in Bartley

Crystal De Azure at 18 How Sun Close represents a compelling opportunity for discerning buyers seeking substantial residential space in one of Singapore's most connected neighbourhoods. This three-bedroom, three-bathroom apartment spans 1,313 square feet and is listed for S$2,000,000, positioning it at a notably accessible price point for the size and location offered. The development sits in the heart of an area experiencing steady growth, backed by strong infrastructure and community amenities.

Strategic Location Near Bartley MRT

The property enjoys exceptional proximity to Bartley MRT Station (CC12), situated just 450 metres away—a five-minute walk that places residents within touching distance of one of Singapore's most important transport nodes. The Circle Line connection provides seamless access to business districts, shopping destinations, and leisure precincts across the island. For commuters, this accessibility substantially elevates the appeal of the address, particularly for those working in the CBD or Marina Bay areas where direct MRT linkages reduce travel times considerably.

Beyond the Circle Line, the nearby Serangoon and Potong Pasir stations expand transport optionality, allowing residents to switch lines and reach virtually any part of Singapore within 30 to 40 minutes. This multi-modal connectivity underpins the neighbourhood's sustained appeal to both owner-occupiers and investors alike.

Spacious Three-Bedroom Layout

The 1,313 square feet floor plate provides generous proportions that distinguish this unit from smaller competitors in the same price band. Three distinct bedrooms afford flexibility for families with children, home office arrangements, or guest accommodation, whilst the three full bathrooms reduce morning congestion in multi-occupant households. The layout reflects modern living preferences, with adequate separation between sleeping and living zones that encourages a sense of privacy and retreat.

At approximately S$1,523 per square foot, the unit demonstrates strong value relative to recent comparable transactions in the Bartley precinct. Nearby developments have traded at similar or marginally higher per-square-foot rates in recent quarters, making this listing competitively priced for its specification and location.

Investment Potential and Rental Yield

For investors, the three-bedroom configuration positions the asset well within Singapore's rental market. Executive apartments of this size and location typically command monthly rents between S$4,500 and S$5,500, translating to gross rental yields in the region of 2.7 to 3.3 per cent per annum. Whilst yields have moderated from historical peaks, the combination of strong tenant demand and capital appreciation in the Bartley corridor makes this a balanced proposition for long-term portfolio holders seeking both income and growth.

The proximity to Bartley MRT acts as a powerful rental magnet, attracting expatriate professionals and upgrading local families who prioritise commuting convenience. Tenancy typically remains stable, with lease terms of two years or more commanding a premium over shorter lettings.

Neighbourhood Character and Amenities

How Sun Close sits within a mature, well-established residential enclave characterised by a mixture of housing types and a strong sense of community. The area benefits from excellent primary and secondary schools, including both mainstream and international options within a 1.5-kilometre radius. Shopping is well served by the proximity to Serangoon Gardens Market and nearby retail strips, whilst recreational facilities including parks and community centres provide ample lifestyle options.

The neighbourhood has experienced consistent appreciation over the past decade, driven by infrastructure investment and the gradual gentrification of older estates. Property transactions in the immediate vicinity suggest a healthy and active market with reasonable liquidity for both buyers and sellers.

Structural and Financial Considerations

Prospective purchasers should confirm lease tenure and remaining lease period, as this materially affects financing options and long-term value retention. Most properties in this neighbourhood feature leases of 99 years or more, though verification remains essential. The S$2,000,000 price point triggers Additional Buyer's Stamp Duty (ABSD) for second-property purchasers at 7 per cent, translating to approximately S$140,000 in additional acquisition costs—a material consideration for investors managing capital efficiently.

From a financing perspective, institutional lenders typically offer 80 to 85 per cent loan-to-value ratios on this property type, requiring buyers to have access to S$300,000 to S$400,000 in cash equity. At prevailing interest rates, a 25-year mortgage servicing S$1.6 million in principal results in monthly commitments of approximately S$7,500 to S$8,000, depending on the lender and rate structure selected. This leaves reasonable headroom for Debt-to-Service Ratio compliance for buyers with gross household incomes exceeding S$150,000 annually.

Capital Appreciation Outlook

The Bartley precinct has demonstrated resilience across property cycles, with median prices for three-bedroom apartments appreciating approximately 3 to 4 per cent annually over the past five years. This reflects underlying demand fundamentals driven by transport accessibility, school proximity, and the neighbourhood's position within Singapore's eastern arc of development. Future supply within the immediate catchment remains moderate, limiting the risk of oversupply and supporting price stability.

The unit's position in an established development also means it avoids the first-year depreciation that can affect units in newly completed projects. This appeals particularly to buyers seeking to enter the market without timing risk or to investors prioritising immediate rental deployability over speculative appreciation.

Suitability for Different Buyer Profiles

Crystal De Azure serves multiple buyer cohorts effectively. Upgrading families moving from smaller two-bedroom units will appreciate the extra space and the maturity of the neighbourhood, whilst first-time buyers with sufficient capital may find the proximity to MRT and schools particularly compelling. High-net-worth individuals seeking a secondary residence or a rental asset benefit from the ease of management and the transparency of the local market. International assignees and expatriate families gain from the straightforward logistics of property acquisition and the community's English-speaking environment.

Market Positioning

Within the broader Bartley and Serangoon landscape, this apartment competes directly with nearby developments such as The Pinnacle@Duxton and older condominiums in the Jalan Eunos precinct. Against these comparables, Crystal De Azure offers greater affordability per square foot whilst maintaining equivalent transport and amenity accessibility. Recent transactions in competing developments have ranged from S$1,900,000 to S$2,200,000 for three-bedroom units of comparable size, positioning this listing squarely within fair-value territory.

For buyers and investors researching the Bartley market, Crystal De Azure warrants serious consideration as a balanced vehicle for residential or income-generating objectives.

Frequently Asked Questions

What is the estimated rental yield on a Crystal De Azure purchase at S$2 million?

Based on current market rates for three-bedroom apartments in the Bartley precinct, gross rental yields typically range between 2.7 and 3.3 per cent per annum. This translates to expected monthly rentals of approximately S$4,500 to S$5,500 for a unit of this size and specification. The proximity to Bartley MRT and excellent transport connectivity significantly boost tenant demand, supporting stable tenancy and the ability to refresh leases at or above market rates every two years.

How does the S$1,523 per square foot price compare to recent transactions in Bartley?

The S$1,523 per square foot valuation sits competitively within the Bartley market band, representing fair value relative to comparable three-bedroom apartments transacted in the past 12 months. Neighbouring developments with similar specifications and MRT proximity have registered sales between S$1,480 and S$1,650 per square foot, placing this unit squarely in the mid-range. The slightly lower end of this band reflects the property's established vintage and strong cash-on-cash appeal to investors, whilst newer competing developments command marginal premiums due to modern finishes.

What ABSD will a second-property buyer face at the S$2 million purchase price?

Second-property purchasers and investors are subject to Additional Buyer's Stamp Duty at 7 per cent of the purchase price for properties valued between S$1 million and S$2 million. On a S$2,000,000 transaction, this equates to S$140,000 in ABSD liabilities. First-time buyers and owner-occupiers purchasing their sole residential property are exempt from ABSD, making the effective acquisition cost materially lower for this buyer profile. When budgeting for purchase, investors must factor the S$140,000 ABSD alongside conveyancing fees, legal fees, and stamp duty on the agreement of sale.

Is there lease decay risk, and how might this affect long-term resale value?

To assess lease decay risk, prospective buyers must first confirm the remaining lease tenure on the property, as most Bartley apartments feature either freehold or 99-year leases issued in the 1990s and early 2000s. If the remaining tenure exceeds 80 years, lease decay presents minimal practical risk during a typical 10 to 20-year holding period, and most institutional lenders maintain full loan-to-value ratios. However, leases below 70 years begin to trigger lender caution and may compress valuations by 10 to 15 per cent. Verify the exact lease commencement date and remaining period with your conveyancing lawyer before committing, as this directly impacts financing flexibility and future exit timing.

How does proximity to Bartley MRT enhance demand and capital appreciation?

The 450-metre distance to Bartley MRT Station (CC12 line) positions the property within Singapore's most sought-after catchment radius of 400 to 600 metres, a threshold that materially influences both tenant demand and buyer willingness-to-pay. Properties within this band consistently command 8 to 12 per cent premiums relative to similar units located 800 metres or further from an MRT station. Capital appreciation in MRT-proximate estates has outpaced the Singapore median by approximately 1 to 2 per cent per annum over the past decade, reflecting sustained investor preference for accessibility and transport-oriented development. As Singapore's public transport network continues to expand and congestion increases, MRT proximity becomes an increasingly valuable asset.

Is Crystal De Azure suitable for first-time homebuyers, upgraders, or investors?

The property serves all three buyer profiles effectively. First-time buyers benefit from the straightforward Bartley neighbourhood, proximity to schools and amenities, and strong financing availability at established loan-to-value ratios. Upgraders moving from smaller two-bedroom units appreciate the additional bedroom and three full bathrooms, alongside the mature estate character and proven capital appreciation trajectory. Investors value the strong rental demand underpinned by MRT connectivity, the established tenant pool of expatriate professionals and upgrading families, and the moderate supply pipeline in the local area, which supports stable long-term pricing.

What TDSR and financing headroom should a buyer with this purchase price expect?

At a S$2,000,000 purchase price with 80 per cent financing (S$1,600,000 loan), monthly mortgage servicing over a 25-year term ranges from S$7,500 to S$8,200 depending on prevailing interest rates and lender margins. To maintain a Debt-to-Service Ratio below the statutory 60 per cent ceiling, a household requires gross monthly income of approximately S$12,500 to S$13,600—or annual income in excess of S$150,000. Buyers with this income level retain substantial headroom for other debt obligations such as car loans or existing property mortgages. Those with income below this threshold should consider a longer loan tenor (30 years) or explore a slightly lower purchase price to secure comfortable financing approval.

How does Crystal De Azure compete against nearby developments like The Pinnacle or Jalan Eunos condos?

Crystal De Azure occupies a favourable cost-to-benefit position within the competitive set. The Pinnacle@Duxton, though newer and featuring superior finishes, commands prices 10 to 15 per cent higher for equivalent floor areas, reflecting its premium-developed status and slightly superior location adjacent to Serangoon MRT. Older condominiums along Jalan Eunos trade at comparable or marginally lower price points but often suffer from deferred maintenance, lower-quality tenant pools, and reduced capital appreciation momentum. Crystal De Azure strikes a middle ground: established and well-maintained, MRT-proximate, and priced accessibly without sacrificing neighbourhood credentials or resale demand.

Which unit stack or floor level typically offers the best value at Crystal De Azure?

Within most Singapore residential developments, lower-to-mid floors (levels 5 to 12) typically offer superior value-for-money relative to high-floor units, which command premiums of 5 to 10 per cent despite functional equivalence. At Crystal De Azure, mid-floor units also benefit from reduced noise transmission from the street level and improved air circulation in the mature estate environment. Ground and first-floor units attract minimal premiums but may experience greater external noise and reduced privacy. For investors prioritising yield, mid-floor units consistently achieve the fastest tenant turnarounds and the most competitive monthly rents relative to purchase price, making them the pragmatic choice for income-focused buyers.

What is the future supply pipeline in the Bartley and Serangoon district, and how might this affect values?

The Bartley and Serangoon precinct has a relatively mature and stable supply outlook, with limited greenfield development capacity remaining within the established residential core. Most new supply is concentrated in the eastern expansion precincts such as Hougang and Punggol, which are positioned several kilometres further out and lack equivalent MRT accessibility. This constrained supply profile within the immediate Bartley catchment supports baseline price stability and limits oversupply risk. However, Government Land Sales and potential land sales from developers in the broader eastern region may gradually introduce additional competing inventory; buyers should monitor Urban Redevelopment Authority announcements to assess whether any new projects in the 2025 to 2027 pipeline might impact the local investment case.

Crystal De Azure 3BR Apartment S$2M, Near Bartley MRT